This listing includes AI condition scoring, neighbourhood intelligence, and market valuation data — giving you a complete picture before you visit. Compare rental yield, price per square metre, and location strength against the broader Portuguese market to assess whether this property fits your investment strategy.
3-bedroom, 2-bathroom apartment of 100 m² on the 7th floor, built in 2005, energy rating C. Located on praceta Afonso de Paiva, Setúbal (São Sebastião) parish, Setúbal municipality, Setúbal district. Noteworthy Features: This apartment on the 7th floor boasts exceptional views of Setúbal and is conveniently located near major shopping and transportation hubs, enhancing daily accessibility and lifestyle options.
The valuation. The asking price of €340,000 sits marginally above the fair value of €336,199, reflecting a mere €3,801 difference (1.1%). The property is priced fairly, offering stability in investment.
Fair value modelled at €336,199 from 6 comparable sales in the area. Asking €340,000 sits €3,801 (1.1%) above — overpriced versus fair value.
Asking €340,000 versus the praceta Afonso de Paiva area baseline of €271,184 (€2,712/m²) for a median-condition unit of this size — the gap before quality adjustments.
AI Condition Index 77/100 is above the parish average, lifting fair value versus a typical-condition unit.
Recent nearby listings price above the wider parish average — a hyper-local premium distinct from the parish baseline.
Base gap of €271,184, adjusted for condition and micro-location, gives a modelled fair value of €336,199 (€3,362/m²), a €3,801 (1.1%) gap versus the €340,000 asking price.
| Reference | Status | Price | €/m² | vs subject | Condition | Location |
|---|---|---|---|---|---|---|
| praceta Afonso de Paiva | Subject | €340,000 | €3,400 | — | 70 | 42 |
| Setúbal (São Sebastião) · ba59c6 | Active | €290,000 | €3,452 | 1.5% | 75 | 57 |
| rua Luís Gonzaga do Nascimento, 7C | Active | €330,000 | €3,976 | 16.9% | 75 | 48 |
| Setúbal (São Sebastião) · 0325bf | Active | €283,000 | €3,110 | 8.5% | 68 | 55 |
| praceta Professora Virgínia Rau, 8 | Active | €265,000 | €3,272 | 3.8% | 74 | 48 |
| Median comp | €286,500 | €3,362 | 1.1% | 75 | 52 |
Long-term rental The property's fair value is only slightly lower than the listing price, resulting in a minimal gap of 1.1%, indicating that it is priced reasonably within the market. With a gross yield of 3.4%, this investment meets the income expectations but may face challenges due to the neighborhood's lower rating of 42/100. Family rental This 3-bed apartment offers a comfortable living space for families, though its fair valuation suggests that potential returns will be modest. While the condition rating of 77/100 is satisfactory, the neighborhood’s adverse rating could impact tenant demand and overall rental appeal.
Economic and Tenant Risk The property has low economic stability (45/100) and tenant stability (45/100), indicating potential volatility in income and occupancy rates.
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